Commission approves Bocconi house, associated lot‑line adjustment and conservation donation to Elkhorn Slough Foundation

The Monterey County Planning Commission on June 25 adopted a mitigated negative declaration and approved a combined development permit for a proposed split‑level single‑family residence, guesthouse and accessory structures at 827 Elkhorn Road (PLN220229), and separately approved a related lot‑line adjustment (PLN240187) that conveys acreage to the Elkhorn Slough Foundation to expand conserved lands.

Why it matters: the combined actions allow construction of a modest hillside residence while increasing permanent conservation acreage adjacent to Blom Ranch, and include mitigation aimed at protecting environmentally sensitive habitat areas (ESHAs), oak woodland and dispersal habitat for California red‑legged frog.

Project and mitigation summary: staff described the main residence as approximately 2,676 square feet with associated decks and a 414‑square‑foot guesthouse and attached workshop/garage (supporting materials in the staff packet list accessory structure sizes); the project requires three coastal development permits to allow development within 100 feet of ESHA, removal of 17 coast live oaks (including one landmark tree) and limited trenching on slopes greater than 25% (approximately 350 square feet of trenching for utilities). Grading was estimated between 550 and 600 cubic yards. To reduce impacts, the applicants pursued a lot‑line adjustment that shortens driveway length and shifts acreage so that more sensitive habitat is placed under conservation ownership.

Conservation outcome: as part of the lot‑line adjustment the applicants agreed to transfer roughly 4.09 acres from the subject parcel to a larger parcel held by the Elkhorn Slough Foundation (adjusted parcel sizes after the LLA: parcel A ≈ 13.53 acres; parcel B ≈ 290.14 acres; parcel C ≈ 5.13 acres). Staff also included a condition requiring a portion of premium habitat on the site to be placed into an irrevocable conservation easement and required an oak woodland restoration plan. The donation and the easement were presented in staff materials and by the applicant as measures to offset tree removal and to protect long‑term habitat.

Environmental review and public outreach: staff circulated a draft mitigated negative declaration (MND) and received two comment letters. County staff consulted with tribes and included a mitigation measure requiring a tribal monitor during trenching in the area identified as having high archaeological sensitivity. Eleven mitigation measures and a monitoring plan were adopted with the MND to reduce impacts to a level of less‑than‑significant.

Public testimony and changes: the project was reviewed by the North County Land Use Advisory Committee (LUAC), which unanimously recommended approval. After LUAC review the applicants reduced roof pitch and lowered heights, selected muted natural colors, and pursued the lot‑line adjustment to lessen oak woodland and slope impacts. Architect Carol Riewe told the commission the design prioritizes environmental constraints and site‑sensitive siting; applicant Norman Bocconi said the project team consulted wildlife agencies and neighbors and intentionally increased the acreage donation (in the record he described offering 5 acres to the Foundation) to strengthen conservation outcomes.

Action taken: the commission adopted the MND and approved PLN220229 (combined development permit and three coastal permits) and PLN240187 (lot‑line adjustment). The motion to approve PLN220229 was made by Commissioner Mendoza, seconded by Commissioner Shaw, and carried 8‑0. The lot‑line adjustment motion was moved by Commissioner Shaw, seconded by Commissioner Mendoza, and carried 8‑0.

Next steps: conditions require completion of mitigation, recordation of the conservation easement, and compliance with monitoring and reporting. Staff also added a condition to ensure access if the lot‑line adjustment were not pursued, so the project design would need to be reworked if the LLA is not recorded.

Selected quote: architect Carol Riewe told the commission, “After another year of negotiating and donating land to the Elkhorn Slough Foundation, we all reached an agreement and we're able to design an access road up from the upper portion of the lot, which is much more environmentally friendly.” Applicant Norman Bocconi said, “We did not start with a plan of a house and then look to where we put it. We looked at the environment and then figured where to set the house.”